Note
Property scams in Spain: how to recognise them
Quick answer
Common scams include fake listings, fake owners or agents, changed bank details just before payment, and advance fees for services that do not exist. They share urgency, pressure and requests to pay outside normal channels. Meet the owner, check the registry, use a lawyer and confirm payment details by phone.
Applies toBuyers and renters, especially those dealing from abroad.
On this page: 10 sections
§ 1The patterns
Property scams are varied, but most follow a few patterns. Knowing them helps you notice when you are inside one. This page is part of the chapter in what to know about risks and scams.
§ 2Fake listings and fake owners
A scammer copies photographs and details of a real property, posts them at an attractive price, and asks for a reservation. The “owner” is abroad, or busy, and cannot meet. Money is requested quickly, to hold the home. The cure is simple: check who owns the property in the registry, ask to see it, and do not pay anything to someone you have not verified. The page on fake listings explains more: more on fake listings.
§ 3Impersonation of agents and lawyers
Scammers also pose as agents, lawyers or notaries, with websites and emails that look real. Check that the person exists, that the business has a physical office, and that the professional is registered with the bar or the relevant body. Do not rely on a logo. Ask the notary’s office to confirm details by phone.
§ 4Changed bank details
In this fraud, a criminal gets into an email account or copies a message thread, and sends a message saying that the account for the payment has changed. The buyer sends the money to the new account. The defence is to confirm any account by phone, on a number you already had, and to check the account holder’s name with your bank where possible. The notary prefers bank transfer, which leaves a trail but also means that mistakes are hard to undo.
§ 5Advance fees
Some scammers ask for fees for services that do not exist: guarantees, “reservation taxes”, documents, release of funds. Real taxes are paid to the tax office or through the notary and gestor with receipts. Be suspicious of any fee requested by email to a private account.
§ 6Off-plan and developer risks
Not all risk is fraud. For homes on plan, the law requires advance payments to be secured and held in a separate account. Before paying, verify the developer’s registration, the ownership of the land and the building licence.
§ 7Why they work
Scams succeed because buyers feel pressure and distance. A low price, a deadline and a charming contact create urgency, and urgency removes the habit of checking. The scammer needs you to pay before you verify. Slowing down is therefore the most effective defence.
§ 8What to do if you are caught
Stop paying. Tell your bank at once and ask for a recall. Report to the police and keep every message. Tell your lawyer. Change passwords on your email. Speed gives the best chance of recovery.
§ 9Habits that protect
Use an independent lawyer, hold deposits with a neutral party, pay by transfer, check the registry, and never send money because of urgency. A buyer who follows these habits is difficult to defraud. The mistakes buyers make without any scam are covered in more on common mistakes.
§ 10More on this topic
More on common problems explains the problems that arise after buying and more on okupas explains squatting risk for second-home owners.
FAQRelated questions
How do I spot a fake listing?
Prices far below the market, an owner who cannot meet or show the property, photos that appear on other sites, and pressure to pay a deposit quickly. Check the registry for the owner’s name and ask for a viewing, in person or by a representative.
What if the bank details change?
Treat any change as suspect. Call the lawyer or notary on a number you already know, not the one in the email, and confirm the account before you send money. Scammers copy real email threads and insert new details at the last moment.
Can I get my money back?
Sometimes, if you act at once. Tell your bank immediately, ask it to recall the transfer, and report to the police. The longer you wait, the less likely recovery becomes. Keep all messages as evidence.
Sources
- Boletín Oficial del Estado: Ley 38/1999 de Ordenación de la Edificación (official source, opens in a new window), Articles 17 and 19; disposiciones adicionales primera y segundaLast checked 17 October 2026
- Colegio de Registradores de España: Cómo comprar una vivienda en España (edición revisada, February 2020) (official source, opens in a new window), The five steps, nota simple, taxes and costsLast checked 17 October 2026
- Consejo General del Notariado: Houses and real estate properties (official source, opens in a new window), Steps, documents and the notary's roleLast checked 17 October 2026
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.